4333 24th Ave #2 · Port Huron, MI 48059

$73,500

2 bd · 2.0 ba · 1,080 sqft · Other · 38 Days on market

Built 1989 5,227 sqft lot $68/sqft · 63% below area $410/mo HOA · 30% of rent ↓ 1% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.6/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable two-bedroom, two-bath manufactured home located in the highly desirable Birchwood Estates manufactured home community in Fort Gratiot. Enjoy easy living in a quiet, well-kept community is walking distance to shopping, bookstores, restaurants, parks, and just a short bike ride to the lake. This charming home offers comfort, convenience, and a wonderful location with all your everyday needs nearby. Whether you're looking to relax in a peaceful neighborhood or enjoy the beauty and activities of the area, this home is a fantastic opportunity. Don't miss your chance to live in one of the area's most appreciated manufactured home communities!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1989

Tags

• WALKING DISTANCE TO SHOPPING
• SHORT BIKE RIDE TO LAKE
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• Other: Lot roughly 80 x 40 (0.12 acre); Subdivision: Birchwood Estates East; Cross streets: Redwood and Auburn; Directions: Highland to Redwood
• HOA & community: Homeowners association with a $410 monthly fee

Exterior

• Parking: Attached garage with 1 car space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Pillar/post/pier foundation
• Exterior features: Paved road access; Pets allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $74k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.3% in Port Huron — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#445 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities C-, health & safety D, crime F.
• Port Huron Area School District (suburban): math 23% / reading 37% proficiency, ranked #368 of 540 in MI (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Keewahdin Elementary School (math 27% / reading 37%, grade F, #814 of 1,397 statewide, top 61%, 487 students, 56% FRL); Fort Gratiot Middle School (math 29% / reading 47%, grade F, #235 of 493 statewide, top 49%, 584 students, 39% FRL); Port Huron Northern High School (math 37% / reading 77%, grade C, #99 of 713 statewide, top 14%, 1,169 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Zoned-school proficiency averages 42% at this address vs 30% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Port Huron Area School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 232 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $508 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• St. Clair County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $71,295 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 4.5

CMA / ARV

• ARV (median comp): $196,902
• List price: $73,500
• Delta: -59.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-1,919
• Equity at exit: $10,959

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $11,949
• Equity at exit: $6,355

Cash invested: $20,580 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48059

• Active inventory: 101
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$385
• Tax est. 1.5%: −$92 /mo · $1,102/yr
• Insurance: −$31
• HOA: −$410
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $153

Break-even live

Break-even rent $1,162

Max offer price $73,500

Occupancy floor 84%

Sensitivity live

Price	-10% $203	-5% $178	+0% $153	+5% $127	+10% $102
Rent	-10% $46	-5% $99	+0% $153	+5% $206	+10% $260
Rate	-1.0pp $190	-0.5pp $171	base $153	+0.5pp $134	+1.0pp $114

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3900 Aspen Dr Port Huron, MI	1.0–2.0	1.0	638	$1,720	$2.69	18d	1	0.97mi
4117 Gratiot Ave Fort Gratiot Township, MI	2.0	1.0	850	$995	$1.17	0d	1	1.28mi

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 21 events

1. 2026-06-22
   price $73,500 Active 38 DOM
2. 2026-06-21
   days on market $79,000 Active 38 DOM
3. 2026-06-18
   days on market $79,000 Active 35 DOM
4. 2026-06-17
   days on market $79,000 Active 34 DOM
5. 2026-06-16
   days on market $79,000 Active 33 DOM
6. 2026-06-15
   days on market $79,000 Active 32 DOM
7. 2026-06-13
   days on market $79,000 Active 30 DOM
8. 2026-06-13
   days on market $79,000 Active 29 DOM
9. 2026-06-09
   days on market $79,000 Active 26 DOM
10. 2026-06-08
    days on market $79,000 Active 25 DOM
11. 2026-06-07
    days on market $79,000 Active 24 DOM
12. 2026-06-04
    days on market $79,000 Active 21 DOM
13. 2026-06-03
    days on market $79,000 Active 20 DOM
14. 2026-06-02
    days on market $79,000 Active 19 DOM
15. 2026-06-01
    days on market $79,000 Active 18 DOM
16. 2026-05-31
    days on market $79,000 Active 17 DOM
17. 2026-05-14
    listed $79,000 Active 672-char remark

    Show marketing remark (653 chars)

    Adorable two-bedroom, two-bath manufactured home located in the highly desirable Birchwood Estates manufactured home community in Fort Gratiot. Enjoy easy living in a quiet, well-kept community is walking distance to shopping, bookstores, restaurants, parks, and just a short bike ride to the lake. This charming home offers comfort, convenience, and a wonderful location with all your everyday needs nearby. Whether you're looking to relax in a peaceful neighborhood or enjoy the beauty and activities of the area, this home is a fantastic opportunity. Don't miss your chance to live in one of the area's most appreciated manufactured home communities!

18. 2026-05-14
    listed $79,000 Active 653-char remark

    Show marketing remark (653 chars)

    Adorable two-bedroom, two-bath manufactured home located in the highly desirable Birchwood Estates manufactured home community in Fort Gratiot. Enjoy easy living in a quiet, well-kept community is walking distance to shopping, bookstores, restaurants, parks, and just a short bike ride to the lake. This charming home offers comfort, convenience, and a wonderful location with all your everyday needs nearby. Whether you're looking to relax in a peaceful neighborhood or enjoy the beauty and activities of the area, this home is a fantastic opportunity. Don't miss your chance to live in one of the area's most appreciated manufactured home communities!

19. 2024-04-04
    soldstatus $79,900 Closed

    Show marketing remark (517 chars)

    This 3 bedroom, 2 bath home in Fort Gratiot's Birchwood Estates will check all the boxes! New carpet and kitchen flooring! Large, relaxing sunroom with sliding patio doors and many windows allows for tons of natural sunlight. The main living area boasts an open living room and formal dining area. Large kitchen with impressive cupboard space as well as a bar with counter space for additional seating. Primary bedroom has a large bathroom with a walk-in shower. Cozy front porch and attached garage. Won't last long!

20. 2024-03-19
    status Pending

    Show marketing remark (517 chars)

    This 3 bedroom, 2 bath home in Fort Gratiot's Birchwood Estates will check all the boxes! New carpet and kitchen flooring! Large, relaxing sunroom with sliding patio doors and many windows allows for tons of natural sunlight. The main living area boasts an open living room and formal dining area. Large kitchen with impressive cupboard space as well as a bar with counter space for additional seating. Primary bedroom has a large bathroom with a walk-in shower. Cozy front porch and attached garage. Won't last long!

21. 2024-03-16
    listed $79,900 Active

    Show marketing remark (517 chars)

    This 3 bedroom, 2 bath home in Fort Gratiot's Birchwood Estates will check all the boxes! New carpet and kitchen flooring! Large, relaxing sunroom with sliding patio doors and many windows allows for tons of natural sunlight. The main living area boasts an open living room and formal dining area. Large kitchen with impressive cupboard space as well as a bar with counter space for additional seating. Primary bedroom has a large bathroom with a walk-in shower. Cozy front porch and attached garage. Won't last long!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,261
• − Mortgage interest: −$4,117
• − Property taxes: −$1,102
• − Insurance: −$368
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − HOA: −$4,920
• − Depreciation: −$2,138
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $1,588/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Port Huron Area School District
• NCES district ID: 2628830
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $42,093
• Composite: 25.4/100
• National rank: #7462
• State rank: #368 of 540 in MI

Livability — Port Huron

• Score: 65/100
• State rank: #445
• US rank: #12478

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 39,342
• Population (ZIP): 15,371

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 154,587 people
• By 2030: 150,031 · -2.9%
• By 2040: 138,177 · -10.6%
• By 2050: 124,390 · -19.5%
• By 2075: 95,825 · -38.0%
• By 2100: 68,672 · -55.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+34.6) · D 32.0% · R 66.6% · Other 1.4%
• 2008→2024 swing: -37.3pp toward R · 2008: 2.6pp · 2024: -34.6pp
• All cycles: 2024: R+34.6 2020: R+30.2 2016: R+31.4 2012: R+7.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.89%
• Current HPI: 151.0184
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-1.1% since first listed

5 events — show timeline

• 2026-05-14 Listed $79,000 MiRealSource-MiMLS
• 2026-05-14 Listed $79,000 REALCOMP
• 2024-04-04 Sold (MLS) $79,900 MiRealSource-MiMLS
• 2024-03-19 Pending — MiRealSource-MiMLS
• 2024-03-16 Listed $79,900 MiRealSource-MiMLS

Property tax history

-3.9%/yr

Latest (2025): $45 · +2.4% YoY. Source: county tax records.